Ways to connect with Self-directed Retirement Fund Investors

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Ways to connect with Self-directed Retirement Fund Investors

Greg SumnerPro Member
Real Estate Investor · Phoenix AZ; Chicago, IL · Member since 2008 · 6 posts · 1 vote

Hi All, Trying to figure out best ways to connect with investors looking to invest with their self-directed retirement funds and secure with real estate. I have experience with seller-carrybacks, but those have been individual deals. I'm looking to expand investor pool.

Appreciate any insight!

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Denise SuppleeBusiness Member
Realtor · Willow Grove, PA · Member since 2017 · 969 posts · 638 votes
2mo

Hi Greg, to grow past friends and family you need to go where those investors already gather. I'd start with SDIRA custodians like Equity Trust and Quest Trust, they run investor events and webinars for people looking to deploy retirement funds into real estate and often make introductions. CPA firms that specialize in self-directed accounts are another good referral source since their clients are already asking where to park that money. 

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  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    2mo

    What methods have you been using to try and connect with these types of investors? 

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    0Reply
  • Greg SumnerPro Member
    OP
    Real Estate Investor · Phoenix AZ; Chicago, IL · Member since 2008 · 6 posts · 1 vote
    2mo

    So far, asking family/friends if they know of folks who have self-directed retirement accounts looking at real estate investing. 

    0Reply
  • Denise SuppleeBusiness Member
    Realtor · Willow Grove, PA · Member since 2017 · 969 posts · 638 votes
    2mo

    Hi Greg, to grow past friends and family you need to go where those investors already gather. I'd start with SDIRA custodians like Equity Trust and Quest Trust, they run investor events and webinars for people looking to deploy retirement funds into real estate and often make introductions. CPA firms that specialize in self-directed accounts are another good referral source since their clients are already asking where to park that money. 

    Spark Rental Co-Investing Club577 Reviews
    WebsiteView Page
    2Reply
    • Jay TolugantiPro Member
      Investor · Clearwater, FL · Member since 2025 · 225 posts · 78 votes
      2mo

      @Denise Supplee do you mind sharing the website links? I was at Quest Trust Expo in 2022 and after that they merged with another company and I have not seen any events organized by them. 

      0Reply
  • David Krulac
    Mechanicsburg, PA · Member since 2013 · 3k+ posts · 2k+ votes
    2mo

    @Greg Sumner Besides local REIA groups, often times you can acess on meetup.com, where invbests congregate. Equity Trust has live events, podcasts, webinars. Also Directed IRA also has events and is active on youtube.

    1Reply
  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    2mo

    Conferences, REIA's and SDIRA custodian webinars are places you can meet people

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  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
    2mo

    @Greg Sumner

    From a tax side, self-directed retirement fund investors (SDIRA, Solo 401k) bring a very different rulebook than typical investors, and it's worth understanding that before trying to expand your pool broadly. Prohibited transaction rules are strict, no personal benefit, no disqualified persons (you, close family, certain business partners) involved in the deal in ways that benefit them directly, and violating these can disqualify the entire retirement account, not just the individual investment, that's a much bigger downside than a typical bad deal. Seller-carrybacks specifically get more complex here too, if the retirement account is the one carrying the note and the buyer or terms involve a disqualified person, that structure can trigger a prohibited transaction even if it looks like a normal seller-financed deal on the surface.

    Also worth knowing: if the SDIRA or Solo 401k is using debt (including carrying back financing in a way that involves leverage) to acquire or fund a deal, UBIT/UDFI can apply, meaning the retirement account itself could owe tax on a portion of the income, and that requires a 990-T filing, something a lot of investors and even some advisors miss since it's a narrow niche. As you expand your investor pool, having each investor confirm their custodian's specific rules and getting a CPA who's actually handled SDIRA/Solo 401k real estate deals involved early will save you from structuring something that inadvertently disqualifies someone's account down the line. Good luck expanding the pool, sounds like an interesting niche to build out. Happy to connect!

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    • Greg SumnerPro Member
      OP
      Real Estate Investor · Phoenix AZ; Chicago, IL · Member since 2008 · 6 posts · 1 vote
      2mo
      Quote from @Ashish Acharya:

      @Greg Sumner

      From a tax side, self-directed retirement fund investors (SDIRA, Solo 401k) bring a very different rulebook than typical investors, and it's worth understanding that before trying to expand your pool broadly. Prohibited transaction rules are strict, no personal benefit, no disqualified persons (you, close family, certain business partners) involved in the deal in ways that benefit them directly, and violating these can disqualify the entire retirement account, not just the individual investment, that's a much bigger downside than a typical bad deal. Seller-carrybacks specifically get more complex here too, if the retirement account is the one carrying the note and the buyer or terms involve a disqualified person, that structure can trigger a prohibited transaction even if it looks like a normal seller-financed deal on the surface.

      Also worth knowing: if the SDIRA or Solo 401k is using debt (including carrying back financing in a way that involves leverage) to acquire or fund a deal, UBIT/UDFI can apply, meaning the retirement account itself could owe tax on a portion of the income, and that requires a 990-T filing, something a lot of investors and even some advisors miss since it's a narrow niche. As you expand your investor pool, having each investor confirm their custodian's specific rules and getting a CPA who's actually handled SDIRA/Solo 401k real estate deals involved early will save you from structuring something that inadvertently disqualifies someone's account down the line. Good luck expanding the pool, sounds like an interesting niche to build out. Happy to connect!


      Excellent info, Ashish! I've been told this is a great source of OPM, but the channels seemed to be nebulous. Loving these responses, and your cause/effect here is really descriptive. I have a lot of experience with seller carryback deals, so I appreciate the insight. 
      0Reply
    • Ashish AcharyaBusiness Member
      CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
      2mo
      Quote from @Greg Sumner:
      Quote from @Ashish Acharya:

      @Greg Sumner

      From a tax side, self-directed retirement fund investors (SDIRA, Solo 401k) bring a very different rulebook than typical investors, and it's worth understanding that before trying to expand your pool broadly. Prohibited transaction rules are strict, no personal benefit, no disqualified persons (you, close family, certain business partners) involved in the deal in ways that benefit them directly, and violating these can disqualify the entire retirement account, not just the individual investment, that's a much bigger downside than a typical bad deal. Seller-carrybacks specifically get more complex here too, if the retirement account is the one carrying the note and the buyer or terms involve a disqualified person, that structure can trigger a prohibited transaction even if it looks like a normal seller-financed deal on the surface.

      Also worth knowing: if the SDIRA or Solo 401k is using debt (including carrying back financing in a way that involves leverage) to acquire or fund a deal, UBIT/UDFI can apply, meaning the retirement account itself could owe tax on a portion of the income, and that requires a 990-T filing, something a lot of investors and even some advisors miss since it's a narrow niche. As you expand your investor pool, having each investor confirm their custodian's specific rules and getting a CPA who's actually handled SDIRA/Solo 401k real estate deals involved early will save you from structuring something that inadvertently disqualifies someone's account down the line. Good luck expanding the pool, sounds like an interesting niche to build out. Happy to connect!


      Excellent info, Ashish! I've been told this is a great source of OPM, but the channels seemed to be nebulous. Loving these responses, and your cause/effect here is really descriptive. I have a lot of experience with seller carryback deals, so I appreciate the insight. 

       Glad you found it helpful!

      [email protected]941-914-7779
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      TaxMD™ | AI-Powered Tax Planning
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      0Reply
  • Brett SynickyPro Member
    Solo 401k and SDIRA Consultant · Orange, CA · Member since 2013 · 873 posts · 497 votes
    2mo
    Quote from @Greg Sumner:

    Hi All, Trying to figure out best ways to connect with investors looking to invest with their self-directed retirement funds and secure with real estate. I have experience with seller-carrybacks, but those have been individual deals. I'm looking to expand investor pool.

    Appreciate any insight!

    What are you trying to accomplish? I talk to a lot of people with self directed accounts?  

    1Reply
    • Greg SumnerPro Member
      OP
      Real Estate Investor · Phoenix AZ; Chicago, IL · Member since 2008 · 6 posts · 1 vote
      2mo
      Quote from @Brett Synicky:
      Quote from @Greg Sumner:

      Hi All, Trying to figure out best ways to connect with investors looking to invest with their self-directed retirement funds and secure with real estate. I have experience with seller-carrybacks, but those have been individual deals. I'm looking to expand investor pool.

      Appreciate any insight!

      What are you trying to accomplish? I talk to a lot of people with self directed accounts?  


      Unlocking equity to purchase investment properties (looking toward commercial).
      0Reply
    • Chris SeveneyBusiness Member
      Moderator
      Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
      2mo

      @Brett Synicky appears he is looking to raise capital from sdira investors to fund his real estate ventures. Just my understanding but I could be wrong 

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